I just had a light rehab turn into a major rehab.

Brilliant idea and a great investment for the future. 

He had a BRILLIANT legal mind and was a GIANT in the Atlanta real estate community.Sadly, he passed away a few years back, otherwise he'd be my #1 recommendation.I'll ask around and see if any names pop up.That said, to the point made by @Jay Hinrichs, the closing attorney is going to assume YOU'VE got all necessary paperwork in order.I wouldn't expect them to advise you on how to insure or take title without creating problems with the mortgage lender.That's on YOU as the investor.I would URGE you to have all of that worked out BEFORE you attempt to close a sub2 transaction!

"→ Day 3,649: WHAM - IRS files federal lawsuitSuddenly your brilliant executor strategy becomes a catastrophe.

The well-designed units consistently earn $10K or more compared to those with that basic ‘Bed Bath & Beyond’ look Bed Bath and Beyond = brilliant analogy!

I am talking about burnt lightbulbs, leaky faucets, light switch not switching off....etc.I am trying to be a very responsive and empathetic landlord as my tenants are pretty good, and I want them to be happy where they are. 

Quote from @Casey Eiland: I’m noticing an interesting shift here in Columbus:• Inventory is finally starting to loosen up• Sellers are getting more realistic with pricing• Rents are still holding strong in most sub-markets• Small multis (duplex–quad) seem to be sitting longer than last year• But good value-add stuff is getting snapped up fastFrom what I’m seeing, it feels like one of the better windows we’ve had in a while to pick up small multifamily, especially anything with below-market rents or light cosmetic rehab potential.Curious what others think, are you being more aggressive right now, or staying cautious until rates move?

One light fixture across the entire portfolio.

Noticing a pattern lately:Some properties that look overpriced at first actually make more sense after adjusting for realistic rents and PM costs in this area.Examples:• 3-bed units renting faster than 2-beds• C-class neighborhoods showing surprisingly low vacancy• Light value-add increasing rent by $150–$200 with minimal workAnybody else seeing similar patterns in their underwriting?

With values up in many markets, even a light cosmetic refresh (paint, flooring, curb appeal) can help you get top dollar without a full renovation.3.